Only 10 minutes to the commercial airport in Hailey, this stunning 1,550± acre operating and recreational ranch is easily accessible to the year-round resort amenities of Sun Valley, yet it instills a sense of being a world away. The ranch is meticulously maintained and features an outstanding set of residential and ranch improvements, including a 5,885± sq. ft. owner’s residence, manager’s home, employee housing, horse barn, hay and machinery storage, and cattle handling facilities. Excellent water rights and a gravity-flow irrigation system support the ranch’s lush hay fields and pastures. The property’s diverse topography and numerous water features, including a year-round spring creek and several spring-fed lakes, offer habitat for elk, mule deer, grouse, chukar and numerous other wildlife species. The EE-DA-HO adjoins public lands managed by Bureau of Land Management (BLM) and State of Idaho, which provide summer livestock grazing as well as direct access to tens of thousands of acres of the Sun Valley area’s finest mountain country for big game hunting, wing shooting, trout fishing, hiking, horseback riding and mountain bike riding. The EE-DA-HO is one of the few remaining large, intact ranch properties in the Sun Valley area.
Hall and Hall would like to acknowledge the outstanding photography of EE-DA-HO Ranch manager, Rob Marcroft.
The EE-DA-HO Ranch is located in the foothills of the Pioneer Mountains in its own east-west facing valley just east of the small community of Bellevue, Idaho and 25 minutes south of the mountain resort of Ketchum/Sun Valley. Access to the ranch is direct from Bellevue on the county-maintained Muldoon Canyon Road. The town of Hailey, county seat for Blaine County and the Wood River Valley’s principal service center, is 10 minutes north of the ranch and home to Friedman Memorial Field, which offers commercial air service and a fixed-base operation, Atlantic Aviation. Delta/Skywest and Horizon Airlines service the airport and offer daily flights to Salt Lake City and Seattle. In addition, United Airlines has recently begun daily, nonstop winter and summer jet service between San Francisco and Sun Valley. Sun Valley Aviation offers a suite of private aircraft services, and Friedman Field is capable of handling large private jet aircraft.
With the EE-DA-HO Ranch, one is able to take advantage of the amenities and activities typically found in a first-class resort community while also enjoying the low-key lifestyle afforded by rural living. As part of the larger Sun Valley community, an owner has access to one of the nation’s most prestigious year-round resort areas. Top-rated golf courses and tennis facilities, fine dining and cultural opportunities, mountain-biking and hiking trails, and world-class downhill and cross country skiing are all available within an short distance of the property. At the same time, the ranch encompasses its own valley that offers a rural, uncluttered setting with high quality wildlife resources and unimpeded mountain vistas only minutes away from Sun Valley’s more populated communities. After spending a busy day enjoying Sun Valley, the EE-DA-HO offers a pristine and tranquil retreat to return home to.
The EE-DA-HO Ranch is a well-managed and beautifully maintained working ranch that offers exceptional privacy and unlimited recreation in a spectacular valley setting. Lands managed by the BLM and State of Idaho bound the property to the east, north and south, while private tracts join the ranch’s western boundary. The ranch consists of two parcels – the headquarters and the southern unit. Consisting of 920 acres, the headquarters extends west to east for over four miles along the floor of the Seamans Creek Valley and includes the irrigated portion of the ranch and all of the residential and ranch improvements. The headquarters is flanked by bald peaks and sharp ridgelines that rise almost 2,000 feet above the valley floor to elevations of over 7,000 feet. Three sizable canyons extend south from the headquarters, adding to the scenic beauty of the ranch as well as providing private access to thousands of acres of roadless public lands for hunting and hiking. Seamans Creek emerges from springs located on the eastern end of the headquarters and flows west toward Bellevue as it bisects the ranch and provides water for irrigation and the three lakes on the property. Lying a quarter-mile south of the headquarters, the ranch’s southern unit consists of 630 acres and is surrounded by BLM and state lands. The southern unit also encompasses a 40-acre parcel owned by the State of Idaho. In contrast to the headquarters, the southern unit encompasses higher elevation lands and features heavily timber, north facing slopes in addition to open grasslands. This parcel is used for seasonal livestock grazing in conjunction with the ranch’s public land grazing leases.
Located southwest of the ranch buildings, the owner’s home is surrounded by spectacular gardens, mature trees, and multiple water features representing 20 years of vision and commitment from the owner in developing this verdant setting. The grounds are highlighted by a large lake to the west that offer excellent fishing for overgrown trout as well as habitat for a variety of water loving wildlife. Designed by Jim McLaughlin of Sun Valley, the residence is a single-story, custom-built home consisting of approximately 5,885± sq. ft. and situated to take advantage of 360-degree mountain and valley views. It is comfortable yet sophisticated, and the interior reflects the many happy years that the owners and their family have spent at the ranch.
There are five bedrooms, three and one-half baths, three wood burning fireplaces, gourmet kitchen, great room, den, library, gym and attached two-car garage. Underground utilities service the residence.
Additional improvements include: 1,176± sq. ft. manager’s residence plus 576± sq. ft. garage, two modular homes for ranch employees 113’ x 40’ steel shop and ranch office building, 40’ x 47’ horse barn adjacent to the owner’s residence, 65’ x 25’ four-bay equipment storage building, 50’ x 180’ steel frame hay storage shed (1,000 ton capacity) working corrals, calving barn, and 12,000 lb. electronic scale.
The elevation of the EE-DA-HO Ranch ranges from approximately 5,400 feet at the owner’s residence to 7,500 feet at the southern end of the ranch at its highest point. The climate for the Bellevue area is best described as semi-arid with an annual precipitation of 12 inches and over 300 sunny days per year. Summers are warm with the temperatures reaching into the low 90s and cooling to the mid-40s at night. Winters are generally cold, with an average maximum temperature from November through February 36 degrees and an average minimum temperature during the same period of 12 degrees.
The current agricultural operation is based on leasing pasture to graze cow-calf pairs from late spring through early fall. Cattle utilize the ranch’s irrigated pastures as well as adjoining BLM and state lands on which the ranch enjoys exclusive grazing privileges. There are excellent water rights from Seamans Creek delivered via an underground mainline to wheel-line and hand-line sprinklers on the western portion of the ranch.
The area is also rich with upland birds and waterfowl. Chukar partridge are plentiful on the hillsides, ridgelines, and rock outcroppings on the ranch and throughout the surrounding foothills. Blue grouse are found on the ranch’s highlands near springs, aspen stands, and riparian areas. Ducks and geese utilize the spring-fed lakes on the ranch on a seasonal basis or until colder temperatures push birds south. Serious waterfowl hunters can find quality shooting at Silver Creek Preserve or along the Snake River an hour south of Bellevue.
The region also boasts strong populations of big game. The mountains, foothills, and canyons surrounding the ranch teem with elk, mule deer and pronghorn. Moose, black bear, and mountain lion also reside locally. Each of these species is drawn to the EE-DA-HO by the desirable combination of water, forage and cover. Because the property consists of at least 640 acres, the owner of the ranch is eligible for a landowner appreciation permit from the Idaho Fish and Game Department to hunt elk, deer and antelope on the ranch or other areas within hunt unit 49.
It is often said that the Sun Valley area offers Idaho’s best combination of trout fishing, big game hunting and wing shooting, and the Little Wood Headwaters Ranch lies in the heart of it all. From 3 trout-filled, spring-fed lakes on the property featuring rainbow trout over 20 inches to classic spring creek fishing on world renown Silver Creek to the excellent freestone fishery of the Big Wood River, one is only a short distance away from an outstanding fishing experience. Just 15 minutes south of the ranch, Silver Creek is among the crown jewels of western fly-fishing.
Beginning with the stretch of water through The Nature Conservancy’s Silver Creek Preserve, there are miles of spring creek habitat and outstanding fishing downstream to Silver Creek’s confluence with the Little Wood River. Fabled insect hatches, eager but selective surface-feeding rainbow and brown trout, and an unlikely high desert setting combine to make this historic spring creek a remarkable place to “wet a line.” Should one have his or her fill of spring creek fishing, the Big Wood, Little Wood, and Big Lost Rivers offer excellent freestone fisheries with plenty of public access. Located five minutes west of the ranch, the Big Wood River, an outstanding rainbow fishery, flows south through the Wood River Valley. This medium-sized mountain stream offers dozens of public access points, a catch and release section, and steady hatches. Rainbow trout growing to 20 inches are the predominant sport.
In addition to hunting and fishing, the Sun Valley area offers a variety of world-class, year-round outdoor recreation activities a short distance away from the ranch.
Winter activities include downhill skiing on famous Bald Mountain and cross-country skiing, snowshoeing, and snowmobiling on the area’s extensive winter trail network. During the summer and fall, the area’s diverse topography offers unparalleled hiking, backpacking and mountain bike riding. Blaine County is also blessed with tens of thousands of acres of BLM and national forest lands, which provide unlimited opportunities for one to experience the best of Idaho’s backcountry.
Blaine County property taxes are approximately $9,800 annually.
The EE-DA-HO Ranch represents one of the few remaining large, intact properties within a half-hour of Sun Valley and the only one currently on the market. With first-rate improvements, diverse water resources, a quality grazing component, and adjoining public lands, the ranch offers a complete package of features and amenities.
Idaho brokerage disclosure
The law requires all real estate licensees to perform certain basic duties when dealing with any real estate buyer or seller. You can expect any real estate licensee you deal with to provide the following “customer-level” services:
- To perform necessary and customary acts to assist you in the purchase or sale of real estate;
- To perform these acts in good faith and with reasonable care;
- To properly account for money or other property you place in his or her care; an
- To disclose “adverse material facts” which are, or should be, within that licensee’s knowledge. These include facts that would significantly affect the desirability or value of the property to a reasonable person, and facts that would indicate to a reasonable person that one of the parties cannot, or will not, complete his obligations under the contract. (Note: Idaho law exempts “psychological” impacts from this disclosure requirement. See Section 55-2701, Idaho Code)
Unless or until you enter a written agreement with the brokerage for agency representation, you are considered a “Customer” of the brokerage, and the brokerage will not act as your agent. As a Customer, you should not expect the brokerage or its licensees to promote your best interest, or to keep your bargaining information confidential.
Whenever you speak to a licensee who represents a party on the other side of the transaction, (e.g., you are seeking to buy the property, and the licensee represents the seller), you should assume that any information you provide will be shared with the other party.
If offered by the real estate brokerage, you may enter a written agreement for “Agency Representation,” requiring that the brokerage and its licensees act as an “Agent” on your behalf and promote your best interests as their “Client.” Idaho law authorizes three types of Agency Representation.
If you enter a written agreement for Agency Representation, you, as a Client, can expect the real estate brokerage to provide the following services, in addition to the basic duties and obligations required of all licensees:
- To perform the terms of your written agreement with skill and care;
- To promote your best interest, in good faith, honest and fair dealing;
- If you are the seller, this includes seeking a buyer to purchase your property at a price and under terms and conditions acceptable to you, and assisting in the negotiation thereof; and, upon your written request, asking for reasonable proof of a prospective buyer’s financial ability to purchase your property;
- If you are the buyer, this includes seeking a property to purchase at an acceptable price, terms and conditions, and assisting in the negotiation thereof; and, when appropriate, advising you to obtain professional inspections of the property, or to seek appropriate tax, legal and other professional advice or counsel.
- To maintain the confidentiality of specific client information, including bargaining information, even after the representation has ended.
Limited Dual Agency:
At a time you enter an agreement for Agency Representation, you may be asked to give written consent allowing the brokerage to represent both you and the other party in a transaction. This “dual agency” situation can arise when, for example, the brokerage that represents you, the seller, also represents buyers who may be interested in purchasing your property. When this occurs, it is necessary that the brokerage’s representation duties be “limited” because a buyer and seller have built-in conflicts of interest. Most significantly, the buyer typically wants the property at the lowest price, while the seller wants top dollar. As a “limited dual agent,” the brokerage and its licensees cannot advocate on behalf of one client over the other, and cannot disclose confidential client information concerning price negotiations, terms or factors motivation the client/buyer to buy or the client/seller to sell. However, the brokerage must otherwise promote the best interests of both parties, perform the terms of the written representation agreement with skill and care, and perform all other duties required by law.
Buyers and sellers alike often find it desirable to consent to limited dual agency: buyers do not want the brokerage to be restricted in the search for suitable properties, and sellers do not want the brokerage to be restricted in the search for suitable buyers. Thus, when all parties agree in writing, a brokerage may legally represent both the buyer and the seller in the same transaction, but only as a “limited dual agent.”
Limited Dual Agency with Assigned Agents:
In some situations, a brokerage that has obtained consent to represent both parties as a limited dual agent may assign individual licensees (“sales associates”) to act soley on behalf of each party. (The brokerage must have an office policy that ensures client confidences are protected.) Where this is the case, the sales associate, or “assigned agent,” is not limited by the brokerage’s agency relationship with the other party, but instead has a duty to promote the best interest of the client that he or she is assigned to represent, including negotiating a price. The designated broker (the licensee who supervises the sales associates in the brokerage firm) remains a limited dual agent for both clients, and ensures the assigned agents fulfill their duties to their respective clients.
What to Look For in Any Agreement for Agency Representation:
Whatever type of representation you choose, your written Agency Representation Agreement should answer these questions:
- How will the brokerage be paid?
- When will this Agreement expire?
- What happens when a transaction is completed?
- Can I cancel the Agreement, and if so, how?
- Can I work with other brokerages during the time of the Agreement? And what happens if I sell or buy on my own?
- Am I willing to allow this brokerage to represent me and the other party in the same transaction?
Real Estate Licensees Are Not Inspectors:
Even if you have a written agreement for agency representation, you should not expect the brokerage or its licensees to conduct an independent inspection of the property, or to independently verify any statement or representation made by any party to the transaction or other reasonably reliable sources (such as a licensed appraiser, home inspector, or the county assessor’s office). Real estate licensees are entitled to reasonably rely on the statements of their clients and other third-party sources. If the condition of the property is important to you, you should hire an appropriate professional, such as a home inspector, surveyor, or engineer.
Idaho Real Estate Brokerage Representation Act:
The specific duties owed by the real estate brokerage and its licensees to a customer or client are defined by the “Idaho Real Estate Brokerage Representation Act,” located at Idaho Code Section 54-2052, et seq.
When you sign a real estate Purchase and Sale Agreement as a buyer or seller, you will be asked to confirm:
- that this disclosure was given to you and that you have read and understand its contents; and
- the agency relationship, if any, between you and the brokerage working with you.
NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.